Official MLS Compliance & Ethics Guide
Comprehensive guidelines protecting real estate agents, managing brokers, and listing portals against misrepresentation fines under NAR Standard of Practice 12-10.
MLS & NAR Code of Ethics Standard 12-10
Read your board’s current photo rules before you publish. Virtual staging is often allowed when the photo is disclosed and does not hide damage or change the building. Roomgenix does not approve a listing, and this page is not legal advice.
1. The Virtual Staging Traffic-Light Standard
To eliminate ambiguity across all 50 U.S. states and Canadian listing services, Roomgenix adheres strictly to the following regulatory classification:
Full Architectural Clearance
- Adding stylish furniture, area rugs, wall art, lamps, and decorative accessories to vacant rooms.
- Item Removal AI: Removing tenant clutter, moving boxes, unmade bedding, or trash.
- Virtual Twilight: Converting daytime exterior shots to dusk, provided the daylight photo is included in the listing roll.
- Outdoor patio & deck staging with patio tables, fire pits, and loungers.
- Virtually staging an empty basement as a modern home theater or rec room.
Requires Explicit Disclosure
- Virtual Repainting: Showing alternate interior wall colors (must note: "Virtually painted concept").
- Virtual Flooring Change: Showing hardwood over worn carpet (must note: "Virtually staged with alternate flooring concept").
- Room Repurposing: Showing a bedroom staged as an executive home office.
- Fixture Modernization: Showing updated lighting chandeliers or cabinet hardware.
Strict Violation / High Fines
- Removing permanent utility fixtures: Power lines, exterior telephone poles, fire hydrants, sewer grates.
- Concealing structural damage: Water stains, wall cracks, foundation sinking, mold, or broken glass.
- Falsifying views: Replacing neighboring structures with mountains, lakes, or oceans.
- Distorting dimensions: Shrinking furniture to make small rooms appear significantly larger.
2. What is on the staged photo
Boards set their own photo rules. Some want words on the photo, some want words in the public remarks, and some want the empty photo next to the staged one. A fine amount on this page would be a guess.
3. Major Regional MLS Board Comparison Table
This table is a reminder of the kinds of rules boards publish. It is not a test Roomgenix passed, and a board can change its rule. Read the current rule before you list.
| MLS System | Region Covered | Virtual Staging Allowed | Original Photo Rule | Disclosure Requirement |
|---|---|---|---|---|
| CRMLS | California (110k+ Agents) | Read the current rule | Recommended in photo roll | Rule 11.5 disclosure required on image & in remarks |
| Bright MLS | Mid-Atlantic (MD, PA, VA, DC) | Read the current rule | Unstaged photo must immediately follow | Corner stamp required; public remarks disclosure |
| Stellar MLS | Florida & Puerto Rico (80k+ Agents) | Read the current rule | Required for virtual renovation only | Clear "Virtually Staged" text overlay required |
| FMLS / GAMLS | Georgia / Atlanta Metro | Read the current rule | Original photo must be present in listing | First photo permitted if watermarked |
| HAR MLS | Houston & Texas Gulf Coast | Read the current rule | Both original and staged permitted | Required disclosure watermark on bottom border |
| Zillow & Redfin Portals | Nationwide Consumer Portals | Read the current rule | Syndicated from MLS feed | Read the portal’s current photo rules |
4. Recommended MLS Public Remarks Disclosure Template
If your board wants a sentence in the remarks, you can start from this and edit it to match their rule:
"NOTICE: Some photographs in this listing have been virtually staged. Furniture was added to the photo. Check the image before you publish it, and follow your board’s photo rules."
5. What the tool does not promise
- It does not lock walls, windows, or floors. Check the file. If the building moved, do not publish that file.
- It can hide something that was in the photo. Look before you list.
- There is no audit certificate and no board approval to download.
- This product does not pay MLS fines.
6. Questions
Email support@roomgenix.com. We do not issue a board certificate.
Check the photo before you list it
The download can carry a virtually-staged disclosure. Check your board’s photo rules before you publish.